Real Estate Investing in Tioga, Pennsylvania (16946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 16946 (Tioga, PA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tioga, PA (16946)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 16946 Tioga
The 16946 ZIP covers a section of Tioga that demands careful diligence. Prices near $210K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 16946 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
From a cash-flow lens, 16946 offers a low basis, the region around Tioga has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 16946 includes headwinds that any investor should price in. Income distribution skews lower than Tioga averages, and tenant stability requires active management.
Strategically, 16946 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Tioga:
Property Strategy for 16946
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $187,536 | $1,080 | 4.1% | +6.0% | $93,768 |
| 3BR | $206,008 | $1,400 | 4.9% | +5.7% | $68,669 |
| 4BR | $234,821 | $1,440 | 4.4% | +5.4% | $58,705 |
Market Trends
Home Value History (with trend line)
📊 How Does 16946 Compare?
| Metric | 16946 | Tioga | Pennsylvania |
|---|---|---|---|
| Home Value | $210,431 | $210,431 | $278,018 |
| 5-Year CAGR | 4.3% | 4.3% | 6.3% |
| Avg Rent | $972 | $972 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 16946 (Tioga, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,431 |
| Monthly Rent | $972 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 16946
Population: 2,525
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 16946
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 971 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What price range are homes in Tioga, PA?
The median home value in Tioga, PA is roughly $210K. That puts it reasonable relative to the PA statewide average.
How do landlord-tenant laws work in Tioga, PA?
PA ranks as a landlord-friendly state for landlord-tenant law. Tioga generally follows the statewide framework, so landlords face reasonable operating rules.
How strong is tenant demand in Tioga, PA?
Tioga, PA draws a predictable base of working renters. Demand at the $972/mo rent level is reasonable for standard single-family and small multi rentals.
Is Tioga, PA a good place for real estate investing?
Yes - Tioga, PA a 3.0/5 investability score. With $210K home prices against $972/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Tioga, PA a good market for FHA house hackers?
Tioga, PA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $972/mo rent level.
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